• Building an RV campground requires clear planning, real numbers, and patience. You will need to research local regulations, estimate costs, and actually walk the land to spot issues early.
• The success of your campground will depend on location, amenities, and how well you serve guests, not just on land or hookups. Local demand matters more than you think.
• Profit margins can be strong, but upfront costs are often higher than beginners expect. Expect surprises and give yourself more time and budget than you think you will need.
• It is easier to start small, test your offering, and then add more spaces or features based on what real guests ask for, not what you guess they want.

If you want to start an RV campground, you need a plan, a chunk of land, and a clear understanding of what RV travelers actually care about. The most important steps are: choosing the right location, knowing the rules and permits, figuring out costs, laying out the property, and focusing on amenities that guests truly want. Skip the fantasy of instant riches. The path is more hands-on than most guides admit, and you will be working with local officials, neighbors, and construction teams. Still, with patience and care, an RV campground can pay off, both financially and in the freedom it gives you to shape a fun place for travelers.

How Profitable is an RV Campground?

People see campgrounds as cash machines, but that is rarely true in the first few years. Real profits depend on occupancy rate, nightly rates, expenses, season length, and how many upgrades you add. Here is a sample breakdown for a 20-site RV campground:

This is just a rough sketch. You might spend $300,000 or more on improvements and land, even if you do much of the grunt work. The best setup is one where you also enjoy the lifestyle, at least a bit, it will be harder than you think if you hate meeting people or dealing with maintenance. If you’re expecting instant passive income, you will probably be disappointed.

Who Makes the Best Campground Owner?

• Someone who does not mind wearing many hats: manager, fixer, greeter, rule-maker, and occasional therapist.
• You have to be willing to follow local rules and stay on top of permits, insurance, and safety. That paperwork is not fun, but skipping it is risky.
• It helps if you can either do physical work or hire reliable people, because things break and weather always has the last word.
• If you are handy with spreadsheets, even better. Numbers matter more than “vibes.”

The most successful campgrounds stay full not just because of scenic views, but because the bathrooms are clean, the owners are available, and guests feel safe.

In my experience, too many new owners open campgrounds with “passion” and not enough practical sense. Good intentions do not pay the bills, but being cold to guests can sink your online reputation. It is not about being everyone’s best friend. It is about being organized and reliable, day after day.

How to Pick the Right Location

This step can make or break everything. Location is not just about stunning views, it is about where RVers are actually willing to stop. Here are things that matter, and some that you might overthink:

• Proximity to highways, attractions, or natural parks. But too close to highways can mean noise.
• Reliable access for large vehicles. If your entry road is tight or muddy, many RVs simply will not chance it.
• Cell coverage matters more than most expect. Many travelers check this first, especially if they work on the road or use apps for trip planning.
• Real demand. Do a weekday drive at different seasons and count rigs on other campgrounds’ lots. Empty sites are a red flag, but so is a market already saturated with big chains.

One mistake: buying the cheapest land and later realizing you cannot connect to utilities without flying in a small army of contractors. Some rural sites need expensive well drilling, off-grid power, or new sewer hookups. Checking with the county and utility co-ops before you buy land can save you more money than any blog tip ever will.

Pay for a local land-use or site development consultant. An hour of advice can prevent months of frustration. Many counties have tricky codes that change every year.

Permits and Red Tape

Not the most exciting topic, but it will eat up more of your time than anything besides physical work. Every area is different. You will need to:

• Get zoning approval. Many rural places are stricter than you think, especially about noise and wastewater.
• File for health department approval, especially for bathrooms and septic.
• Apply for well water or tie into municipal supplies (expensive either way).
• Set up a business license and register for state and local taxes.
• Check if you fall under fire code or emergency plan requirements.

Do not take shortcuts on this. A campground shut down after opening, because of a zoning mixup, can take years to recover. If you are not sure, call the county office directly. This is one of those times when patience matters more than speed.

Designing Your Campground

There is no single perfect layout. Your land, budget, and imagination will shape the place. A few guidelines, though…

• Site spacing is the biggest complaint you will see online. No one likes being close enough to hear the neighbors snore. Leave a buffer between sites, even if it means fewer total spots.
• Consider the direction of sun and wind when placing sites or common areas.
• Avoid placing sites in low-lying areas where water pools, or you will field complaints every heavy rain.
• Create a separate guest parking or overflow lot. Blocked driveways turn into late-night problems fast.
• Mark utility hook-ups clearly. This reduces damage and saves you weekend calls from confused guests.

It is easy to spend hours with mapping software or old-fashioned graph paper. Still, nothing replaces actually walking around the property and measuring by hand. Sometimes, the best site is not the most obvious one on a map, maybe the ground is rockier, or a neighbor’s lights shine in.

Simple is better. Fancy gates or playgrounds are not worth it early on if it means your basics, power, water, and solid Wi-Fi, are half-done.

Utilities and Construction

This is where your real budget goes. It is tempting to imagine you can run everything off a few extension cords and a hose, but insurance and regulations care more about compliance.

• Most modern RVs need at least 30-amp power or, even better, a 50-amp option. Not every guest carries adapters.
• Water lines need to be at least below the frost line in cold regions, and with good water pressure.
• Septic can get expensive, both upfront and for regular pumping. Composting toilets or vault toilets are one way to save money, but they are a harder sell for many travelers.
• Wi-Fi is an investment. Even in nature, guests ask about it, especially digital nomads or families. Running fiber-optic service may sound extreme, but it will help occupancy rates.

On the construction side, try to do things in phases. Build only enough sites for your first season. Later, you can add more if there is real demand. It is easier and less risky to grow slow than to build twenty sites, only to get ten reviews saying “great place, but half the park is empty and weeds are everywhere.”

Common Mistakes People Make with RV Campgrounds

• Spending too much on amenities before seeing if anyone shows up.
• Ignoring local opinions and neighbors’ concerns, only to face noise complaints.
• Believing every inch of land will drain well. (Spoiler: it probably will not.)
• Assuming summer weekends will always be busy, weather and local events cause unexpected ups and downs.
• Pricing too low the first year, then struggling to raise rates when you realize expenses are higher than expected.

It is better to have ten well-maintained sites that fill up than twenty half-baked ones that get bad reviews.

Marketing and Filling Your Sites

Attracting your first customers is usually harder than filling your park later. Word-of-mouth and online reviews build up over time, but you have to get them started.

• Create a simple, fast-loading website. Fancy is not needed, just the basics: rates, location, how to book, and photos that match reality.
• Get on the main booking platforms like Campendium, RV Life, The Dyrt, or even Google Maps.
• Respond fast to inquiries, even if the answer is “sorry, we are full.” People remember friendly replies.
• Ask early guests for honest reviews. Offer a small thank you, like a free firewood bundle or a discount on a future stay.
• Join local tourism boards, even if you are outside city limits. It gives you a bit of extra exposure and some credibility with neighbors.

Some owners rely on big paid ads right away. That can be risky if reviews are not strong yet. I think it works better to build up slowly, work your way into local referral circles, and only pay for ads when you really know your true costs and audience.

Managing an RV Campground Day-to-Day

Owning a campground is not a desk job, at least not at first. You will answer the same questions fifty times. You will do late-night check-ins and early-morning calls from people with lost pets or flat tires. There are tools you can use to help, though:

• Reservation management software keeps bookings straight. Try basic ones first before getting fancy.
• Automated gate codes or key boxes help with late arrivals.
• Clear signage at every turn. This sounds simple, but confused guests cause the worst headaches.
• One central spot for guest info, rules, Wi-Fi, fire safety, and local attractions.
• Schedule blocks for maintenance. It is easier to keep up with chores if you set small, daily goals.

This part is not for everyone. If you want peace and quiet, managing a campground can actually be stressful. You get rewarding moments, sure, helping a family fix a water leak, or seeing a regular come back year after year. But you also get tough weeks with storms or higher costs. Some people love the challenge, though. Personally, the variety kept things interesting every day.

Legal, Insurance, and Safety Issues

No one opens a campground thinking about lawsuits or medical emergencies, but you need to cover yourself. Here is where you can save yourself a lot of trouble:

• Get solid liability insurance, do not skip this.
• Post clear rules, especially about fires, pets, and quiet hours.
• Check play structures, trails, and docks often. Small repairs prevent bigger issues.
• Train a backup for basic first-aid or have clear directions to the nearest urgent care.
• Set up a system for after-hours emergencies (even if it is just a call-forward to your cell).

I know the paperwork is a nuisance. Still, the first time you avoid a big problem because you had clear rules or a guest signed a liability waiver, you will be glad you did it right.

A little prevention can save you thousands, maybe more, down the road.

How to Add Value Over Time

The best campgrounds are often not the most expensive or luxurious, but the ones that slowly add value in smart ways. Simple steps you can take after opening:

• Survey guests each season. Ask what they liked and what felt missing. Sometimes one simple fix (like more shade, or a better dump station) is worth more than any splashy upgrade.
• Add seasonal experiences: movie nights, food trucks, or group hikes during busy weekends.
• Partner with local guides, kayak rentals, or breweries. Offering to book these activities helps you earn extra, and guests remember it.
• Reward returning guests with better spots, small upgrades, or a discount.

What gets you good reviews? Consistency, not just one cool feature. Clean bathrooms. Working utilities. Friendly staff. No hidden fees. Nice landscaping does not hurt, either.

Sample Timeline for Launching a New RV Campground

If you are wondering how long each stage really takes, here is a rough outline from people who have done this recently. Your mileage will vary, but I think it helps set expectations:

This stretches out even longer if you hit permit delays, weather issues, or contractor shortages. Many owners do not hit their stride until the second or third year, once they understand seasonal patterns and what guests actually care about.

Upgrades and Expansion

Once your core business runs well, you can add more features. Some to consider:

• Cabins, yurts, or tent-only sites for non-RV guests.
• Community kitchens, covered patios, or a coffee stand.
• Onsite propane sales or mobile repair service referrals.
• Small amenities like dog runs, fenced parks, or outdoor showers.
• Solar panels for common areas to cut future bills.

You do not have to keep growing. Some of the happiest owners run small, personal parks with just enough guests to feel friendly, but not crowded. I think this trade-off is worth considering before you double your site count or take on a big loan for a bigger lodge.

What Makes a Campground Stand Out?

• Owners who are around enough to help, but not in your face.
• Spaces that feel cared for every week, not just at opening.
• Enough privacy for guests, without feeling unsafe or isolated.
• A few extras: fast check-in, clear trail maps, good firewood, or rental bikes. Nothing too fancy, just thoughtful additions.
• Consistent communication, emails or texts before arrival, clear instructions, and a genuine thank-you when guests leave.

All the marketing tricks in the world cannot fix an experience that does not match expectations. I think that is probably the golden rule of campground ownership. Stay honest about what you offer, and do the basics better than your competition. If you do that, you will always have guests making plans to return, and telling their friends, too.